1210 Plaza Dr · Baker, LA 70722

$200,000

4 bd · 4.0 ba · 1,873 sqft · SingleFamily public records · 26 Days on market

Built 1982 Est $187k · 7% over

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.5/30.0
• DSCR +5.1/10.0
• ARV discount +4.4/15.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

2 Br 1 1/2 Ba Duplex. Brick Veneer . Units come with washer/ dryer, Stove, Frig. Major Renovation 2016. New Cabinets , Granite Countertops.

Key facts

• Major renovation
• New cabinets
• Brick veneer

Tags

• BRICK VENEER
• MAJOR RENOVATION
• NEW CABINETS
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (17.4% below list).
• Recommended offer: $165k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.1% in Baker — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#131 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• City Of Baker School District (suburban): math 5% / reading 15% proficiency, ranked #89 of 98 in LA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Baker Middle School (math 2% / reading 8%, grade F, #216 of 218 statewide, top 100%, 176 students, 57% FRL); Baker High School (math 2% / reading 12%, grade F, #251 of 265 statewide, top 97%, 408 students, 65% FRL) — zoned schools average 61% FRL vs 82% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 94 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• East Baton Rouge County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,236 (17.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $187,300
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1225 Alabama St	0.54mi	3/2.0 (-1)	1,892 (+1%)	4mo	$79,000	$42	57
1020 Florida Ave	0.60mi	4/2.0	1,850 (-1%)	15mo	$60,000	$32	50
2018 Mchugh Rd	0.65mi	3/2.0 (-1)	1,905 (+2%)	5mo	$215,000	$113	49
1009 Sunshine Dr	0.43mi	3/2.0 (-1)	1,771 (-5%)	22mo	$185,000	$104	40
13518 Briarly Ct	0.68mi	4/2.0	1,819 (-3%)	20mo	$271,705	$149	39
4686 Yvonne Dr	0.61mi	3/1.5 (-1)	1,730 (-8%)	8mo	$195,000	$113	37
4201 Gibbens Payne Ave	0.60mi	3/2.0 (-1)	1,809 (-3%)	20mo	$105,000	$58	37
1011 Sherron Ave	0.64mi	3/2.0 (-1)	1,665 (-11%)	3mo	$209,000	$126	36
4479 Winside Dr	0.49mi	3/2.0 (-1)	1,648 (-12%)	9mo	$83,525	$51	36
608 Daniels St	0.56mi	3/2.0 (-1)	1,601 (-14%)	10mo	$160,000	$100	28
502 Myrtle St	0.72mi	3/2.0 (-1)	2,034 (+9%)	20mo	$189,500	$93	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-25,095
• Equity at exit: $29,821

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-12,695
• Equity at exit: $17,292

Cash invested: $56,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70722

• Home prices YoY: -19.4%
• Active inventory: 94
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $116

Break-even live

Break-even rent $1,505

Max offer price $200,000

Occupancy floor 88%

Sensitivity live

Price	-10% $230	-5% $173	+0% $116	+5% $60	+10% $3
Rent	-10% $-14	-5% $51	+0% $116	+5% $182	+10% $247
Rate	-1.0pp $217	-0.5pp $167	base $116	+0.5pp $64	+1.0pp $12

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4304 Harding St Baker, LA	3.0	2.0	1600	$1,300	$0.81	25d	1	0.43mi
4215 Heath Dr Baker, LA	4.0	2.5	1423	$1,525	$1.07	16d	1	0.93mi
13936 Cayuga Dr Baker, LA	4.0	2.5	2364	$2,200	$0.93	45d	1	1.07mi
13936 Cayuga Dr Baker, LA	4.0	2.5	2364	$2,200	$0.93	25d	1	1.07mi

Listing history 17 events

1. 2026-06-21
   days on market $200,000 Active 26 DOM
2. 2026-06-18
   days on market $200,000 Active 23 DOM
3. 2026-06-17
   days on market $200,000 Active 22 DOM
4. 2026-06-16
   days on market $200,000 Active 21 DOM
5. 2026-06-15
   days on market $200,000 Active 20 DOM
6. 2026-06-14
   days on market $200,000 Active 18 DOM
7. 2026-06-13
   days on market $200,000 Active 17 DOM
8. 2026-06-10
   days on market $200,000 Active 15 DOM
9. 2026-06-09
   days on market $200,000 Active 14 DOM
10. 2026-06-08
    days on market $200,000 Active 13 DOM
11. 2026-06-07
    days on market $200,000 Active 12 DOM
12. 2026-06-03
    days on market $200,000 Active 8 DOM
13. 2026-06-02
    days on market $200,000 Active 7 DOM
14. 2026-06-01
    days on market $200,000 Active 6 DOM
15. 2026-05-31
    days on market $200,000 Active 5 DOM
16. 2026-05-31
    days on market $200,000 Active 4 DOM
17. 2026-05-26
    listed $200,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $683 · $57/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$417/yr (+$35/mo · 61.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,828
• − Mortgage interest: −$11,203
• − Property taxes: −$683
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$5,818
• Taxable loss: −$2,048
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $1,887/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: City Of Baker School District
• NCES district ID: 2200040
• Math proficiency: 5% ▼ -32.00%
• Reading proficiency: 15% ▼ -28.00%
• Median HH income: $41,765
• Composite: 8.8/100
• National rank: #9891
• State rank: #89 of 98 in LA

Livability — Baker

• Score: 66/100
• State rank: #131
• US rank: #12021

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C Housing A Health & safety C+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baker, LA
• City population: 17,433
• Population (ZIP): 4,596

Population outlook (East Baton Rouge County) Hauer SSP2

• Today (2025): 464,810 people
• By 2030: 472,137 · +1.6%
• By 2040: 480,243 · +3.3%
• By 2050: 484,422 · +4.2%
• By 2075: 492,069 · +5.9%
• By 2100: 476,347 · +2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 31% Two or more races 2%
• Common ancestry: Lithuanian 6% Serbian 2% Iranian 1%
• Foreign-born: 1% · South Korea

Political lean MEDSL · East Baton Rouge

• 2024 margin: D (+11.1) · D 54.5% · R 43.4% · Other 2.1%
• 2008→2024 swing: +8.9pp toward D · 2008: 2.2pp · 2024: 11.1pp
• All cycles: 2024: D+11.1 2020: D+13.1 2016: D+9.2 2012: D+5.2 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.31%
• Current HPI: 168.0397
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

1 event — show timeline

• 2026-05-26 Listed $200,000 FSBO.com

Property tax history

+1.8%/yr

Latest (2025): $683 · +3.8% YoY. Source: county tax records.